555 80th St · New York, NY 11209

$1,199,000

12 bd · 6.0 ba · 5,760 sqft · MultiFamily public records · 44 Days on market

Built 1931 2,442 sqft lot Est $1596k · 25% under ↓ 17% since listing

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Why this score? — see what drove the B- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +24.4/30.0
• ARV discount +15.0/15.0
• DSCR +7.9/10.0
• 1% rule +6.9/10.0
• Schools +5.0/10.0
• Livability +3.8/5.0
• Rent growth +3.4/5.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Multi-family units

County records classify this as Multi-Family (5+ Unit). Listing-text estimate: 6 units. confirmed

5+ unit building — per-unit beds/baths from public records are typically unavailable; the breakdown below (if shown) is an estimate from the listing text.

Listing remarks MLS

Welcome to this exceptional six-family property in the heart of Bay Ridge—one of Brooklyn’s most vibrant and sought-after neighborhoods. Spanning approximately 5,160 square feet on a generous 24' × 100' lot, this impressive building offers an outstanding opportunity for both end-users and savvy investors alike. Currently generating over $110,000 in annual rental income, the property delivers strong, consistent cash flow with significant upside potential. Whether you're looking to expand your investment portfolio or secure a solid income-producing asset in a prime location, this property checks every box. Ideally positioned near local shops, dining, parks, and convenient transportation, this is a rare chance to own a high-performing multi-family asset in one of Brooklyn’s most desirable communities.

Key facts

• 2,442 sq ft lot
• Built 1931
• Listed 44 days

Tags

• SIX FAMILY INVESTMENT PROPERTY
• INCOME PRODUCING ASSET
• RENT STABILIZED APARTMENTS
• STRONG OPERATING PROFILE
• POTENTIAL FOR FUTURE GROWTH
• PRIME BAY RIDGE BLOCK

Property features AI

Finance

• Other: Zoning: R4-1; Lot number: 58
• Financial info: Annual rent income reported: $110,172; Listed financing options include bank mortgage, cash, or exchange considered; Reported monthly utility expense: $1,500

Exterior

• Parking: No designated parking
• Utilities: 220V electric; Gas hot water; Gas heating; Steam/radiator heating
• Home design: Attached building; Residential property
• Construction: Brick construction; Asphalt/tar roof; Block foundation
• Exterior features: Brick exterior; Other yard (see remarks)

Interior

• Bedrooms: Six total units, each with 2 bedrooms
• Flooring: Hardwood floors
• Bathrooms: Six full bathrooms (one per unit)
• Heating & cooling: Steam/radiator heat; Gas heating fuel; 220V electric service; Hot water provided by gas
• Interior features: Hardwood floors; Full unfinished basement; Five or more air conditioning units

What this means for you Summary

Snapshot

• This is a 6 × 2-bed/1.0-bath units multifamily listed at $1.20M.

Deal economics

• At list price, monthly cash flow is $2k ($29k/yr) — positive. Per door: $405/mo.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($14k rent vs $1.20M).
• Recommended offer: $1.16M (3.0% below list) — sets the bar for market timing.
• Cap rate 8.7% vs local median 2.6% in New York — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 75/100 on livability (#268 in NY, #4,188 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A; Watch: crime F, cost of living F.
• Market conditions: Rents rising (+3.5%/yr); 317 active listings in the ZIP; solid renter incomes; 10,063 units permitted in Kings County in 2024 (9,789 in 5+ unit buildings).
• At $14,273/mo this rent would consume 182% of the median local household income ($94k/yr) (locally 5101% of renters already pay >50% of income on rent) — very limited rent-growth headroom before tenants either downsize or default.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $8k of loan paydown is wiped out by about $36k of value loss. Plan a longer hold.
• Kings County population projected at +13% by 2050 — modest demand growth; plan on rents tracking national, not racing it.

Negotiation context

• It's been on market 44 days — a 3% lower offer ($1.16M) is reasonable based on typical stale-listing flexibility.
• 2 sale attempts with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.

Risks & watch-outs

• Watch-outs: built in 1931 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: major wind risk, 61% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $1,163,030 (3.0% below list)

Questions for the listing agent

1. It's been on market 44 days. Have you received any prior offers? Is the seller open to a 3% concession, seller financing, or rate buy-down credit?
2. Can we see the unit-by-unit rent roll, current vacancy, and any below-market leases? What's the average tenancy length?
3. What capital expenditures (roof, boiler, parking lot, exteriors) have been made in the last 5 years, and what's planned in the next 2?
4. Built in 1931 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are B-rated — typically a magnet for longer-tenancy family renters. What's the average tenant stay here, and is there a school-zone premium baked into asking?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new apartment / multifamily construction is in the pipeline within 1–3 miles? Heavy new supply (>2% of stock underway) typically softens rents 12–24 months out; light construction supports rent growth.

Investment metrics

• 1% rule: 1.19% ✓
• Cap rate: 8.72%
• Cash-on-cash: 8.68%
• DSCR: 1.39
• GRM: 7.0

CMA / ARV

• ARV (on-the-fly): $1,595,520
• Comps found: 1

Show comp detail 1 sale within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
618 67th St	0.64mi	12/6.0	5,232 (-9%)	0mo	$1,450,000	$277	54

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 3.51% rent growth · sell at horizon

5-year hold

• IRR: -2.5%
• Equity multiple: 0.91×
• Total profit: $-31,647
• Equity at exit: $178,775

10-year hold

• IRR: 7.8%
• Equity multiple: 1.61×
• Total profit: $204,467
• Equity at exit: $103,668

Cash invested: $335,720 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (CITY): 0 Strongly Tenant-Friendly
• State New York: 15 Strongly Tenant-Friendly · D+10
• County: — inherits STATE
• City New York: 0 Strongly Tenant-Friendly · D+34

Rent Stabilization Code; HSTPA; 6+ months in housing court.

Methodology + full state rankings →

ZIP-level market 11209

• Rents YoY: 3.5%
• Active inventory: 317
• Price-to-rent: 42.0×

Monthly cashflow live

• Estimated rent: $14,273 medium
• Mortgage (P&I): −$6,288
• Tax from tax record: −$2,059 /mo · $24,709/yr
• Insurance: −$500
• HOA: −$0
• Vacancy / Maint / Mgmt: −$2,997
• Net cashflow: $2,429

Break-even live

Break-even rent $11,198

Max offer price $1,199,000

Occupancy floor 78%

6-unit breakdown (identical units grouped — click to expand)

Units	Beds	Baths	Est. rent
▸ 6× units	2	1	$14,274
Total (6 units)			$14,273

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $299,750
• Closing costs: $35,970
• Reserves months: —
• Total cash needed: —

Listing history 17 events

1. 2026-06-18
   days on market $1,199,000 Active 44 DOM
2. 2026-06-17
   days on market $1,199,000 Active 43 DOM
3. 2026-06-16
   days on market $1,199,000 Active 42 DOM
4. 2026-06-15
   days on market $1,199,000 Active 41 DOM
5. 2026-06-13
   days on market $1,199,000 Active 39 DOM
6. 2026-06-10
   days on market $1,199,000 Active 35 DOM
7. 2026-06-08
   days on market $1,199,000 Active 34 DOM
8. 2026-06-08
   days on market $1,199,000 Active 33 DOM
9. 2026-06-04
   days on market $1,199,000 Active 30 DOM
10. 2026-06-03
    days on market $1,199,000 Active 29 DOM
11. 2026-06-01
    days on market $1,199,000 Active 27 DOM
12. 2026-05-31
    days on market $1,199,000 Active 26 DOM
13. 2026-05-05
    listed $1,199,000 Active
14. 2026-04-09
    listed $1,300,000 Active 833-char remark

    Show marketing remark (833 chars)

    Welcome to this exceptional six-family property in the heart of Bay Ridge—one of Brooklyn’s most vibrant and sought-after neighborhoods. Spanning approximately 5,160 square feet on a generous 24' × 100' lot, this impressive building offers an outstanding opportunity for both end-users and savvy investors alike. Currently generating over $110,000 in annual rental income, the property delivers strong, consistent cash flow with significant upside potential. Whether you're looking to expand your investment portfolio or secure a solid income-producing asset in a prime location, this property checks every box. Ideally positioned near local shops, dining, parks, and convenient transportation, this is a rare chance to own a high-performing multi-family asset in one of Brooklyn’s most desirable communities.

15. 2024-10-17
    price $1,348,888
16. 2024-05-29
    price $1,388,888
17. 2024-05-02
    price $1,448,888

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NY · Partial reset (capped growth)

• Current annual tax: $24,709 · $2,059/mo
• Projected year-2 tax: $24,709 · $2,059/mo
• Expected delta: $0/yr ($0/mo · 0.0%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥97°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 61% chance of damaging wind over 30 yrs
• 🫁 Air quality 4/10 Moderate 5 unhealthy d/yr today · 7 by 30 yrs out

Taxation est. · year 1

• Rental income: $171,276
• − Mortgage interest: −$67,163
• − Property taxes: −$24,709
• − Insurance: −$5,995
• − Repairs & maintenance: −$13,702
• − Management: −$13,702
• − Depreciation: −$34,880
• Taxable income: $11,125
• Est. tax owed @ 24.0%: −$2,670
• After-tax cash flow: $26,481/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

No district data.

Livability — New York

• Score: 75/100
• State rank: #268
• US rank: #4188

Category grades

Amenities A+ Commute A+ Cost of living F Crime F Employment A- Housing C+ Health & safety A User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: New York, NY
• County: Kings County · 2,614,986 people
• City population: 7,731,280
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• Population (ZIP): 71,004
• Household income: $93,854
• Rent vs Own: 63.8% rent · 36.2% own
• Severe rent burden: 5101.0

Population outlook (Kings County) Hauer SSP2

• Today (2025): 2,847,441 people
• By 2030: 2,937,006 · +3.1%
• By 2040: 3,095,491 · +8.7%
• By 2050: 3,228,968 · +13.4%
• By 2075: 3,321,723 · +16.7%
• By 2100: 3,111,387 · +9.3%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.58)
• Race & ethnicity: White 60% Hispanic / Latino 19% Asian 13% Two or more races 9% Black 3% Native American 1%
• Hispanic origin (detail): Mexican 3% Puerto Rican 6% Dominican 3%
• Common ancestry: Romanian 4% Scotch-Irish 3% Subsaharan African 2%
• Foreign-born: 32% · Canada, China, Vietnam
• Languages at home: 55% English-only · Spanish 12% Arabic 9% Other Indo-European 7%

Political lean MEDSL · Kings

• 2024 margin: Solid D (+44.0) · D 72.0% · R 28.0%
• 2008→2024 swing: -15.5pp toward R · 2008: 59.4pp · 2024: 44.0pp
• All cycles: 2024: D+44.0 2020: D+54.8 2016: D+61.8 2012: D+63.9 2008: D+59.4

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -255.14%
• Current HPI: 253.4434
• Rent YoY: ▲ 3.51%
• Metro: New York-Newark-Jersey City, NY-NJ-PA
• State GDP YoY: ▲ 2.60%
• F500 in state: 92

Industry mix (Fortune 500 HQ in NY)

Industry	F500 HQs	Revenue
▸Financial Services	10	$950B
▸Consumer Goods	9	$162B
▸Insurance	4	$225B
▸Telecommunications	2	$144B
▸Pharmaceuticals	2	$112B
▸Media / Entertainment	2	$69B

Price history

-17.2% since first listed

5 events — show timeline

• 2026-05-05 Listed $1,199,000 BNYMLS
• 2026-04-09 Listed $1,300,000 RLS at REBNY
• 2024-10-17 Price Changed $1,348,888 BNYMLS
• 2024-05-29 Price Changed $1,388,888 BNYMLS
• 2024-05-02 Price Changed $1,448,888 BNYMLS

Property tax history

+5.5%/yr

Latest (2025): $24,709 · +6.9% YoY. Source: county tax records.